á Floor plan of a new build gable roof house, 145 sqm (approx. 1,560 sq ft), 9 x 11.5 meters, shortly before submitting the building permit application.
Created on: 11 Jan 2021 16:09
F
FionaWT
Hello,
we are planning a new build on our 558 sqm (6005 sq ft) plot (new development area, neighboring buildings unknown).
Unfortunately, the plot shape is not ideal; it is trapezoidal. According to the development plan (building permit / planning permission), we have to set back 5 m (16 ft) from the street, which would leave us with a building area only 8.74 m (29 ft) wide. We have now planned a width of 9 m (30 ft) and therefore set back a total of 7.76 m (25.5 ft) from the street. We actually find this too far back, but we could not fit the floor plan otherwise.
The planned building volume is 9 x 11.5 m (30 x 38 ft). We are concerned that the hallway and kitchen might still be too narrow and long.
We would also like larger children's rooms but are unsure how to make that work.
We would appreciate ideas and suggestions for our planning as we are building for the first time and are sure we are overlooking some things.
Development Plan / Restrictions
Plot size: 558 sqm (6005 sq ft)
Slope: none
Site coverage ratio: 0.4
Floor area ratio: 0.8
Building line and boundary: 5 m (16 ft) to the street, 3 m (10 ft) to neighbors
Edge development: garage and parking spaces
Number of parking spaces: 2 per dwelling unit
Number of floors: 1.5 stories
Roof style: gable roof
Architectural style: modern
Orientation: southeast garden, main entrance on west side
Maximum heights / limits: eaves height 5.20 m (17 ft), ridge height 9.50 m (31 ft)
Client Requirements
Basement, floors: basement, ground floor, upper floor with knee wall 1.50 m (5 ft)
Number of people, ages: two adults (37 and 31 years), two toddlers (3 and 1 years old)
Room requirements on ground floor: cloakroom, WC with shower, open kitchen-dining-living area
Room requirements on upper floor: bedroom, walk-in closet, bathroom, two childrenâs rooms
Room requirements in basement: utility room, storage room, fitness room (basement higher than usual), office/guest room
Office: family use or home office?: office in basement for occasional home office use
Guests per year: 1-2 (sofa bed in office)
Open or closed architecture: open
Conservative or modern design: modern
Open kitchen, kitchen island: open kitchen with island
Number of dining seats: 4-6
Fireplace: no
Music/sound wall: no
Balcony, roof terrace: no
Garage, carport: garage
Utility garden, greenhouse: no
Additional wishes / special features / daily routine, also reasons why some things are preferred or not:
Main entrance should face the street; entrance on north side would be possible but due to building line only 3 m (10 ft) to neighbors and in driveway to garage, all maybe a bit tight
House Design
Designer: own design, revised and drawn by general contractor
What do you particularly like? Why?: kitchen facing the street desired, open kitchen-living-dining area very much liked, large cloakroom desired, lots of window area desired, kitchen definitely with island
What do you not like? Why?: long hallway is not ideal, kitchen and hallway too narrow due to the narrow building area at the front
Price estimate by builder: 440,000 ⏠without land and garage (fixed price), of course also without exterior work
Personal price limit for the house including fittings: 500,000 ⏠without exterior work, land and garage
Preferred heating technology: air-to-water heat pump
If you had to give up on certain details / expansions
- can give up: fireplace, roof windows, bay windows
- cannot give up: corner glazing, wooden floors throughout except bathroom
Why did the design turn out this way?
adapted to the plot, kitchen should face the street, dining and living rooms to the garden
What is the most important / fundamental question about the floor plan in 130 characters?
Is the hallway too long and the passage by the stairs to the kitchen/dining area too narrow?
Is the kitchen and dining area too long and narrow? Is the living room too small?
The kitchen could be wider if the stair landing is omitted, but then cloakroom and WC become narrower.
Are the childrenâs rooms too small and is there enough window space there?
we are planning a new build on our 558 sqm (6005 sq ft) plot (new development area, neighboring buildings unknown).
Unfortunately, the plot shape is not ideal; it is trapezoidal. According to the development plan (building permit / planning permission), we have to set back 5 m (16 ft) from the street, which would leave us with a building area only 8.74 m (29 ft) wide. We have now planned a width of 9 m (30 ft) and therefore set back a total of 7.76 m (25.5 ft) from the street. We actually find this too far back, but we could not fit the floor plan otherwise.
The planned building volume is 9 x 11.5 m (30 x 38 ft). We are concerned that the hallway and kitchen might still be too narrow and long.
We would also like larger children's rooms but are unsure how to make that work.
We would appreciate ideas and suggestions for our planning as we are building for the first time and are sure we are overlooking some things.
Development Plan / Restrictions
Plot size: 558 sqm (6005 sq ft)
Slope: none
Site coverage ratio: 0.4
Floor area ratio: 0.8
Building line and boundary: 5 m (16 ft) to the street, 3 m (10 ft) to neighbors
Edge development: garage and parking spaces
Number of parking spaces: 2 per dwelling unit
Number of floors: 1.5 stories
Roof style: gable roof
Architectural style: modern
Orientation: southeast garden, main entrance on west side
Maximum heights / limits: eaves height 5.20 m (17 ft), ridge height 9.50 m (31 ft)
Client Requirements
Basement, floors: basement, ground floor, upper floor with knee wall 1.50 m (5 ft)
Number of people, ages: two adults (37 and 31 years), two toddlers (3 and 1 years old)
Room requirements on ground floor: cloakroom, WC with shower, open kitchen-dining-living area
Room requirements on upper floor: bedroom, walk-in closet, bathroom, two childrenâs rooms
Room requirements in basement: utility room, storage room, fitness room (basement higher than usual), office/guest room
Office: family use or home office?: office in basement for occasional home office use
Guests per year: 1-2 (sofa bed in office)
Open or closed architecture: open
Conservative or modern design: modern
Open kitchen, kitchen island: open kitchen with island
Number of dining seats: 4-6
Fireplace: no
Music/sound wall: no
Balcony, roof terrace: no
Garage, carport: garage
Utility garden, greenhouse: no
Additional wishes / special features / daily routine, also reasons why some things are preferred or not:
Main entrance should face the street; entrance on north side would be possible but due to building line only 3 m (10 ft) to neighbors and in driveway to garage, all maybe a bit tight
House Design
Designer: own design, revised and drawn by general contractor
What do you particularly like? Why?: kitchen facing the street desired, open kitchen-living-dining area very much liked, large cloakroom desired, lots of window area desired, kitchen definitely with island
What do you not like? Why?: long hallway is not ideal, kitchen and hallway too narrow due to the narrow building area at the front
Price estimate by builder: 440,000 ⏠without land and garage (fixed price), of course also without exterior work
Personal price limit for the house including fittings: 500,000 ⏠without exterior work, land and garage
Preferred heating technology: air-to-water heat pump
If you had to give up on certain details / expansions
- can give up: fireplace, roof windows, bay windows
- cannot give up: corner glazing, wooden floors throughout except bathroom
Why did the design turn out this way?
adapted to the plot, kitchen should face the street, dining and living rooms to the garden
What is the most important / fundamental question about the floor plan in 130 characters?
Is the hallway too long and the passage by the stairs to the kitchen/dining area too narrow?
Is the kitchen and dining area too long and narrow? Is the living room too small?
The kitchen could be wider if the stair landing is omitted, but then cloakroom and WC become narrower.
Are the childrenâs rooms too small and is there enough window space there?
If the house is oriented north on the site plan, that would mean the butter in your kitchen would melt. That would be a bit too much. The kitchen would also fit well at the top right of the plan, as the dimensions are identical.
I also prefer west-facing or even northwest-facing childrenâs rooms rather than south-facing ones. Since early December, weâve had a heatwave again, with everything closed from early morning until late afternoon.
The ground floor turns into a greenhouse, with too much glass and many square meters without anything inside. Table, chair, sofa, TV, and piano (in the sun?)âand itâs noisy.
I also prefer west-facing or even northwest-facing childrenâs rooms rather than south-facing ones. Since early December, weâve had a heatwave again, with everything closed from early morning until late afternoon.
The ground floor turns into a greenhouse, with too much glass and many square meters without anything inside. Table, chair, sofa, TV, and piano (in the sun?)âand itâs noisy.
FionaWT schrieb:
The reason is the asymmetrical staircase. This means the wall on the upper floor cannot be straight, and the doors no longer fit properly. But thatâs just the claim of a completely incompetent planner. The problem can be solved in 2 minutes:
Walls straightened out, all doors are 1m (3.3 ft) wide, and if you want (not necessary) you can include a decent dormer or even add one to each room. You just have to think about where to place what.
The so-called walk-in closet was removed, which, in my opinion, was not really effective as a walk-in closet anyway. Since the bathroom got significantly larger, you could carve out a small corner there to store cleaning supplies. Although I would take into account the objection that the drainage runs above the sofa.
Overall, I would file the entire floor plan away, as I donât consider it particularly suitable for this plot. But if the house is to remain as is, then please straighten the walls on the upper floor.
Another option would be this one; it comes at some cost to the childrenâs rooms:
But here you would have a walk-in closet again. One door is saved because the bedroom is accessed through the walk-in closet.
So, Iâm not an architect or draftsman, but if I can come up with this in 10 minutes, I would seriously consider whether you are in good hands with your current house planning. I doubt it.
As I said: overall, I would choose a completely different, somewhat more innovative floor plan that fits the land better.
Climbee schrieb:
Iâm not an architect or draftsman, but if I can figure that out within 10 minutes, I would seriously reconsider whether you are in a good place with the current planning of your house. I doubt it.
As I said, overall I would choose a completely different, somewhat more innovative floor plan that better suits the plot. Those were exactly my thoughts yesterday: my many years of experience as a hobby planner really arenât a sufficient excuse for the professional planner to be so stuck here.
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ypg schrieb:
Then the best thing would be for you to draw in your furniture and share it here.In progress!
ypg schrieb:
From experience, a fixed price usually ends up with additional costs. For example, I notice that the basement is a utility basement, but you intend to use at least one room for living purposes. I would definitely clarify this with the general contractor to understand what extra costs might arise.That is included in the fixed price; the basement anteroom and the officeâlabeled as âworkroomâ in the planâwill have underfloor heating, wood floors, and plastered walls.
ypg schrieb:
I would make the kitchen island deeper, and yes, the room is large enough.What do you mean by deeper? Longer? So that it extends beyond the wall? Or wider?
ypg schrieb:
And, oops, I just noticed the major mistake 😱
The bathroom drains over the sofa!
So: swap the attic floor. Childrenâs rooms facing east toward the garden, bathroom and bedroom on the west side. It is what it is. The staircase should not be a problem.I actually specifically asked the construction company about this and their feedback was that it is not an issue. The noise would be so minimal that it would hardly be noticeable when sitting on the sofa.
Do you see it differently? Because of the noise or for another reason?
It would be a shame because the childrenâs rooms would get the afternoon sun from the west. They are usually not home in the mornings anyway.
ypg schrieb:
Otherwise, Iâll throw out this idea: push the house further back, move the garage forward up to the 5-meter building line, place the second parking space between the garage and entrance (as it is now, itâs inconvenient and in some federal states not allowed), and think about a southwest-facing terrace accessible from the kitchen. I find this aspectâsitting as close as possible to the kitchen on the evening terrace while grillingâcompletely ignored in this design. I would create a nice southwest âsundownerâ terrace in the corner of the lot toward the street. Two chairs or a bench would be enough for you. I see the grill better located at the kitchen. If the house (even) moves further east, every corner of the lot and every human need is met.Nice idea, we will definitely discuss that. Since the kitchen is on the west side, we could indeed adjust the windows with a patio door accordingly. Thank you!
pagoni2020 schrieb:
From that perspective, swapping kitchen and living room could work well, especially to position the TV better, as it would get less direct sunlight there. A living room generally needs fewer windows, provided it is mostly used as a TV room.Dimension-wise, that might be difficult if we want to stay close to the current rough floor plan, right?
The kitchen is 3.635 m (12 feet) wide, a bit small for a living room. The living room is currently planned with a width of 4.13 m (13.5 feet).
evelinoz schrieb:
If the house is oriented north on the site plan, that means your butter will melt in the kitchen. That would be too much. The kitchen would also fit well at the top right of the plan, the dimensions are the same.
...
The ground floor will be like a greenhouse, way too much glass, many square meters unused. Table, chair, couch, TV and piano (in the sun?) and noisy.Yes, the site plan is oriented north, so the kitchen is on the south side. However, the dimensions are not identical: the kitchen width is currently 3.635 m (12 feet), and the living room is 4.13 m (13.5 feet).
Maybe we could remove the sliding patio door and instead install a terrace door closer to the kitchen. Also, the sliding doorâs view would likely face a garage only three meters (10 feet) away.
There are roller blinds (raffstore) planned everywhere on the ground floor as shading.
Climbee schrieb:
Variant 2 optimized again:Thank you very much, Iâm currently trying to redraw it and add my own furniture.
Climbee schrieb:
Why is the garage set back so far? Do you like shoveling snow in winter? If the building plan doesnât prohibit it, I would move it forward and instead plan a parking space in front of the house (you have to keep 5m (16 feet) from the street anyway).
Are you allowed to place the parking space in front of the garage? That wouldnât be permitted here â every parking space (whether garage or parking spot) must be freely accessible. Parking spaces in tandem are not allowed. Not all municipalities require this, but itâs something to check beforehand.
The garage is set back mainly because of the window in the stairwell.
The building plan regulates that the garage may only be located within the houseâs setback areas. This is already problematic in the plan, but according to the municipality, a special permit could be granted for the small section where the garage extends behind the house. If the garage were fully beside the house, the stairwell would be too dark without a window. A guest toilet without a window is not an option here.
We will indeed need to ask again about tandem parking. Otherwise, there is still plenty of space.
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